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HomeMy WebLinkAbout2020-11-10 - ORDINANCES - APPROVING MC 19-089 (2)ORDINANCE NO.20-9 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, ADOPTING THE MITIGATED NEGATIVE DECLARATION PREPARED FOR THE PROJECT AND APPROVING MASTER CASE 19-089, CONSISTING OF GENERAL PLAN AMENDMENT 19-001, ZONE CHANGE 19-002, ARCHITECTURAL DESIGN REVIEW PERMIT 19-009, CONDITIONAL USE PERMIT 19-003, DEVELOPMENT REVIEW PERMIT 19-008, AND MINOR USE PERMIT 19-012, FOR THE CONSTRUCTION AND OPERATION OF A 156,060 SQUARE -FOOT SELF -STORAGE FACILITY THAT EXCEEDS 35 FEET IN HEIGHT (57 FEET, 4 INCHES), LOCATED AT THE SOUTHWEST CORNER OF GOLDEN VALLEY ROAD AND VALLEY CENTER DRIVE (ASSESSOR PARCEL NUMBERS 2849-024-045 AND 2849-024-046), IN THE CITY OF SANTA CLARITA, SUBJECT TO THE ATTACHED CONDITIONS OF APPROVAL (EXHIBIT A) THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following findings of fact: A. The proposed project was the subject of a One Stop Preliminary Site Plan Review under Master Case 18-241. In the Development Review Committee (DRC) comments dated January 10, 2019, City of Santa Clarita (City) staff stated a self -storage use was not an ' active land use and the City did not support the General Plan Amendment (GPA) and Zone Change (ZC) that would be necessary to allow for a self -storage use at the Subject Property. The DRC comments were provided to the applicant, Horne Partners, LLC, during the DRC meeting; B. On May 20, 2019, Home Partners, LLC (hereinafter "Applicant"), submitted an application for Master Case 19-089, consisting of GPA 19-001, ZC 19-002, Architectural Design Review (ADR) 19-009, Conditional Use Permit (CUP) 19-003, Development Review Permit (DR) 19-008, and Minor Use Permit (MUP) 19-012. The property for which this application was filed is located at Assessor Parcel Numbers 2849-024-045 and 2849-024-046 (hereinafter "Subject Property"); C. The Applicant proposes to construct a 156,060 square -foot, three-story self -storage facility with a maximum height of 57 feet, 4 inches, with up to 1,200 storage units. The self -storage facility would also include a business office and 21 parking spaces, 16 of which would be located in a gated loadinglaccess area; D. The current zoning and General Plan designation for the Subject Property is Community Commercial (CC); E. The Subject Property is surrounded on the north by the Santa Clarita River, on the east by ' the Los Angeles Department of Water and Power electrical transmission and aqueduct corridor, vacant commercial and developed commercial buildings on the south, and Page 1 of 10 developed commercial buildings on the west, across Valley Center Drive adjacent to the Greenbrier Estates Mobile Home Park; F. Notwithstanding City staffs opposition to the GPA and ZC and other associated entitlements for the proposed project, the City, at the Applicant's request and expense, ' reviewed the proposed project based on development requirements for the BP zone and analyzed the proposed project under the California Environmental Quality Act (CEQA) and prepared an Initial Study (IS) and Mitigated Negative Declaration (MND) for the proposed project; G. The application was deemed complete on July 24, 2020; H. The documents and other materials which constitute the record of proceedings upon which the decision of the City Council is made is the Master Case 19-089 project file, located within the Community Development Department and in the custody of the Director of Community Development; I. On August 18, 2020, a duly noticed public hearing was held before the City of Santa Clarita Planning Commission at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; J. At this public hearing, the Planning Commission considered the staff report, staff presentation, and the staff recommendation for denial. The Planning Commission also considered the applicant's presentation, testimony, and letters of support. After considering the presentations and discussion, the Planning Commission, in a 4-0 vote, directed staff to work with the applicant to revise the building's architecture to reduce the ' size of the structure and to return to the Planning Commission on September 15, 2020, with a resolution to recommend the City Council approve of the proposed project; K. On September 15, 2020, the duly noticed public hearing was continued and held before the City of Santa Clarita Planning Commission at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; L. At this public hearing, the Planning Commission considered the staff report, staff presentation, applicant's presentation, and public testimony, and in a 5-0 vote, recommended the City Council adopt the Mitigated Negative Declaration prepared for the proposed project and approve Master Case 19-089 and its associated entitlements; and M. On September 28, 2020, the City Council Development Committee met to discuss the proposed project and provided feedback to staff. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the foregoing facts and findings, the City Council hereby finds as follows: A. An IS and an MND for the proposed project have been prepared in compliance with CEQA; B. On January 2, 2020, the Femandefto Tatavium Band of Mission Indians requested ' consultation under both Assembly Bill 52 and Senate Bill 18. Consultation concluded on Page 2 of 10 April 7, 2020, with Mitigation Measures being included in the MND. Mitigation Measures have been drafted for the following categories: Biological Resources, Cultural Resources, Geology/Soils, and Tribal Cultural Resources. The IS/MND also includes a Mitigation Monitoring and Reporting Plan; C. The IS and MND were circulated for review and comment by affected governmental agencies and the public, and all comments received, if any, have been considered. The MND was posted and advertised on July 28, 2020, in accordance with CEQA. The public review period was open from July 28, 2020, through August 18, 2020; D. With the adoption of the proposed Mitigation Measures, there is no substantial evidence the proposed project would have a significant effect on the environment; E. The documents and other materials that constitute the record of proceedings upon which the decision of the City Council is based is the Master Case 19-089 project file, located within the Community Development Department and in the custody of the Director of Community Development; and F. Based upon the findings set forth above, the City Council hereby finds the MND for this proposed project has been prepared in compliance with CEQA. SECTION 3. GENERAL FINDINGS FOR MASTER CASE 19-089. Based on the foregoing facts and findings for Master Case 19-089, the City Council hereby determines as follows: ' A. That the proposal is consistent with the General Plan; The proposed project is consistent with the following objectives and policies of the General Plan: Policy LU 1.1.3: Discourage urban sprawl into rural areas by limiting non- contiguous, "leapfrog" development outside of areas designated for urban use. The proposed project would be located at a major intersection, on land that has already been graded and used for temporary commercial uses in the past. The Subject Property is adjacent to other developed commercial buildings in the vicinity of Valley Center Drive, Golden Valley Road, and Soledad Canyon Road. The Subject Property is designated and zoned for commercial uses and is not located in a rural area, and is contiguous to other commercial properties, both developed and vacant. Therefore, the proposed project is consistent with this policy. Policy LU 4.1.4: Promote economic opportunityfor all segments of the community, including small business and new businesses. ' The proposed project would include storage units of various sizes, serving both residents and businesses. Based on a market study Page 3 of 10 provided by the applicant, the proposed project would help address the demand for self -storage in the City. Therefore, the proposed project is consistent with this policy. Objective 6.5: Promote high quality development that enhances the urban ' environment and builds long-term value. Policy LU 6.5.3: Require architectural enhancement and articulation on all sides of buildings (360 degree architecture), with special consideration at building entrances and corners, and alongfacades adjacent to major arterial streets. The proposed project would construct a new, three-story, self - storage facility at the comer of Valley Center Drive and Golden Valley Road. The building would be 57 feet, 4 inches in height, and designed in a Spanish -mission style consistent with the Community Character and Design Guidelines standards for the Saugus Community. The building includes a clocktower feature situated prominently at the corner of Golden Valley Road and Valley Center Drive, as well as articulation and varied roof lines to break up the massing of the building. Each side of the building has architectural treatments, with special attention given to the elevation along Golden Valley Road. As such, the proposed project is consistent with the objective and policy listed above. Policy 7.3.2: Maintain stormwater runoff onsite by directing drainage into rain I gardens, natural landscaped areas, and use ofdrainage areas as design elements, where feasible and reasonable. The proposed project is consistent with this policy because it includes bioswales, infiltration areas, and would comply with the City's Low Impact Development Ordinance that was adopted to promote stormwater capture and reduce stormwater runoff. B. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of the Unified Development Code (UDC); A self -storage use is not allowed in the CC zone; however, the Applicant has submitted a request for a GPA and ZC to re -designate the Subject Property from CC to BP. A self - storage use is permitted in the BP zone, subject to the issuance of a CUP. A CUP is also required for buildings that exceed 35 feet in height, and an MUP is required for the gated parking area. UDC Section 17.66.110, lists the following development standards for self -storage facilities: 1. Self -storage facilities shall be designed and developed in a manner compatible with and complementary to existing and potential development within the , Page 4 of 10 immediate vicinity of the project site. The proposed self -storage facility has been designed in a Spanish -mission style, ' consistent with the City's architectural standards for the Saugus community. The existing commercial buildings nearby were subject to Los Angeles County standards in 1988, prior to the adoption of the City's Zoning Ordinance and the Community Character and Design Guidelines, and do not include the same level of architectural detail and styling as the proposed project. The self -storage facility would be consistent with future development on adjacent commercial lots because those projects would also be subject to the same architectural standards as the proposed project. 2. Unless otherwise designed to be consistent with another building type, self - storage facilities shall be entirely enclosed by split faced or decorative, solid masonry walls, or other material as approved by the approving authority, at a minimum of six (6) feet in height. The proposed project includes an 8-foot tall wall along the southern property line that will screen the loading areas and central motor court from the adjacent commercial properties. The building has been designed to look like a commercial office building and includes varied roof lines and architectural details along the frontage of Valley Center Drive and Golden Valley Road. 3. Building height shall not exceed two (2) stories and/or thirty-five (35) feet, unless it is an architectural feature having no storage capacity. Building height ' proposed beyond the above requirements is subject to the approval of a Conditional Use Permit. The Applicant has requested a CUP for building height, and the proposed project has been reviewed for consistency with the architectural standards for the Saugus community. 4. Driveways shall have a minimum width of twenty-six (26) feet for the facility entry and fire lanes, unless additional width is required by the Fire Department. Secondary driveways shall have a minimum width often (10) feet. The proposed project's driveways are consistent with the standards listed above and have been preliminarily approved by the Los Angeles County Fire Department. 5. Buildings shall be designed, located and/or screened so that views of overhead doors and/or interior driveways within such facilities are not readily visible from adjacent roads. The proposed project has been designed so that the loading stalls and much of the parking area is located in a central motor court, surrounded by the building on ' three sides and an 8-foot wall on the southern property line, thereby substantially screening the loading areas and roll -up doors from public view. Access to the Page 5 of 10 majority of the storage units would be through private entrances and elevators, with the building having the appearance of a commercial office building from Valley Center Drive and Golden Valley Road. 6. One (1) caretaker's residence shall be permitted, subject to single-family I residential development standards. No caretaker's unit is proposed as part of the proposed project. The applicant shall provide before and after photo simulations of the facility. Before and after photo simulations have been provided. 8. Landscaping shall be incorporated into the project to screen the facilityfrom public view to the greatest extent possible. Maintenance of the approved irrigation and landscaping shall be maintained in perpetuity. The building will appear as a commercial office building on the elevations along Valley Center Drive and Golden Valley Road. Landscaping has been incorporated appropriately, and the Applicant will be required to maintain the irrigation and landscaping in perpetuity. The allowable Floor Area Ratio (FAR) for the BP zone is 2.0. As proposed, the proposed project would have an FAR of 1.6, which is consistent with the FAR contemplated for the BP zone. The building also complies with setbacks and landscaping requirements. With the re -designation of the Subject Property to BP, the issuance of a CUP for both the self- ' storage use and building height, an MUP for the gated parking lot, and approval of an ADR and DR, the proposed project would be consistent the development provisions listed in the UDC. C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and The proposed project consists of a 156,060 square -foot, three-story tall, self -storage facility that is consistent with the architectural standards for the community of Saugus. The proposed project would not jeopardize or otherwise constitute a hazard to the public health or convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone, because the project would be consistent with the types of uses contemplated in the BP zone. The proposed project has been designed in a Spanish -mission style, with particular care given to the elevations along Valley Center Drive and Golden Valley Road. The proposed project would provide self -storage units at a major City crossroads, and would be designed to appear as a commercial office building, rather than a self - storage facility. D. The proposal is physically suitable for the site. The factors related to the proposal's ' Page 6 of 10 physical suitability for the site shall include, but are not limited to, the following: 1) The design, location, shape, size, and operating characteristics are suitable for ' the proposed use; The architectural design is consistent with the Community Character and Design Guidelines for the Saugus community. The self -storage facility would include operating hours and commercial activities that are typical for uses in the BP zone. The building shape would mimic a commercial office building. The building's size, while taller and larger than the existing nearby commercial buildings, is designed to accommodate the raised roadbed along Golden Valley Road. The proposed FAR of 1.6 is consistent with the 2.0 FAR allowed in the BP zone. 2) The highways or streets that provide access to the site are ofsufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate; Valley Center Drive provides access to the Subject Property from both Golden Valley Road and Soledad Canyon Road. Valley Center Drive has sufficient capacity to carry the traffic anticipated for the proposed project. 3) Public protection services (e.g., Fire protection, Sheriff fprotection, etc) are readily -available; and ' Public protection services (Fire protection, Sheriff protection, etc.), are currently available at the Subject Property and will not be affected by the proposed project. 4) The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site. The proposed project would not impact utilities, water, schools, solid waste disposal, etc. The site is served by all utilities and the construction of a wireless communication facility would not impact these services. SECTION 4. GENERAL PLAN AMENDMENT FINDINGS FOR MASTER CASE 19- 089. Based on the foregoing facts and findings for Master Case 19-089, the City Council hereby determines as follows: A. The proposed General Plan Amendment meets all of the findings per Section 17.06.030 (Findings and Decision); For the reasons stated in Section 3 above, the proposed GPA meets the findings listed in Section 17.06.130. B. Properties which benefit from increased density or intensity of development resulting ' from the General Plan Amendment shall fully mitigate their increased sewer impact at the time that development occurs on the properties; Page 7 of 10 The proposed GPA and its associated self -storage project would generate less effluent and waste water than a typical commercial use on the site due to its operating characteristics, fewer employees, and patrons. There is adequate capacity to serve the Subject Property with existing sewer facilities. , C. In addition, the City Council shall make at least one (1) of the following f ndings: 1. The proposed General Plan Amendment is consistent with other elements of the City's General Plan pursuant to Government Code Section 65300.5; Government Code Section 65300.5 states the "general plan and elements and parts thereof comprise an integrated, internally consistent and compatible statement of policies for the adopting agency." As referenced in Section 3 of this Resolution, the proposed project, including the GPA, is consistent with the Land Use Element of the General Plan. The proposed project would also be consistent with other elements of the General Plan, including the Circulation element as the proposed project would be located on an arterial roadway that was intended to serve commercial uses, the Conservation and Open Space Element since the proposed project would be located on a BP -zoned parcel, and the Safety Element as the proposed project would be designed with fire sprinklers and would be designed to withstand seismic forces. 2. The proposed General Plan Amendment, if applicable, respond to changes in State and/or Federal law pursuant to Government Code Section 65300.9; and The proposed project is not responding to a change in State or Federal law. The proposed General Plan Amendment has been referred to the County of Los ' Angeles and any adjacent cities abutting or affected by the proposed action, the Local Agency Formation Commission (LAFCO), and any Federal agency whose operation or lands may be affected by the proposed decision pursuant to Government Code Section 65352. The proposed GPA was not required to be referred to the County of Los Angeles, LAFCO, or any federal agency. The Subject Property is located in the City of Santa Clarita and is surrounded by City territory. The City Council can make the finding for Item 1 listed above. SECTION 5. ZONE CHANGE FINDINGS FOR MASTER CASE 19-089. Based on the foregoing facts and findings for Master Case 19-089, the City Council hereby determines as follows: A. Principles and Standards for Zone Changes. The Council shall approve a Zone Change only after the applicant substantiates all of the following required findings: 1. That modified conditions warrant a revision in the zoning map as it pertains to the area under consideration; I Page 8 of 10 2. That a need for the proposed zone classification exists within such area; The Subject Property was altered in 2005 when Golden Valley Road opened. The ' reconfiguration of Valley Center Drive changed the characteristics of the Subject Property, limiting access to Valley Center Drive, and creating a barrier on the eastern property boundary due to the elevated roadbed of Golden Valley Road. In the subsequent years since the adoption of the General Plan in 2011, and the Zoning Ordinance in 2013, these characteristics have hindered development of the Subject Property and warrant a reconsideration of the zoning map. Therefore, the City Council can support this finding. 3. That the particular property under consideration is a proper location for said zone classification within such area: a. That placement of the proposed zone at such location will be in the interest of public health, safety and general welfare, and in conformity with good zoning practice; and As stated in Section 3, the proposed ZC would support a project that is consistent with the General Plan and UDC. The proposed ZC would re -designate the Subject Property from CC to BP, allowing for the construction and operation of a self - storage use. The proposed project is well -suited to the constraints of the Subject Property, including access and its location adjacent to the elevated roadbeds of both Valley Center Drive and Golden Valley Road. The proposed project would ' generate fewer vehicle trips than an active office or retail use, which would allow for the development of the Subject Property with minimal impact to traffic flows on Valley Center Drive. Furthermore, the Subject Property would be contiguous to other BP -zoned parcels to the west, north, and east. Therefore, the ZC would be in the interest of public health, safety, and would constitute good zoning practice. b. That the proposed change is consistent with the adopted General Plan for the area unless a General Plan Amendment is filed concurrently and approve with said zone change. A GPA has been filed concurrently with the ZC. For the reasons listed above, the City Council can make this finding. SECTION 6. Based upon the staff report, including the materials considered by and the recommendations made by the Planning Commission, the testimony at the public hearing, and the findings as set forth in this Ordinance, the City Council hereby adopts the mitigated negative declaration prepared for the project and approves Master Case 19-089, consisting of General Plan Amendment 19-001, Zone Change 19-002, Architectural Design Review 19-009, Conditional Use Permit 19-003, Development Review Permit 19-008, and Minor Use Permit 19- 012, for the construction and operation of a 156,060 square -foot self -storage facility that exceeds 35 feet in height (57 FEET, 4 INCHES), located at the southwest comer of Golden Valley Road and Valley Center Drive (Assessor Parcel Numbers 2849-024-045 AND 2849-024-046), in the ' City of Santa Clarita, subject to the attached conditions of approval (EXHIBIT A). Notwithstanding this approval by City Council ordinance, any future modifications to the project Page 9 of 10 shall be subject to the approval process set forth in the Santa Clarita Municipal Code. SECTION 7. If any portion of this ordinance is held to be invalid, that portion shall be stricken and severed, and the remaining portions shall be unaffected and remain in full force and effect. ' SECTION 8. This ordinance shall be in full force and effect 30 days from its passage and adoption. SECTION 9. The City Clerk shall certify to the passage of this ordinance and shall cause the same to be published as required by law. PASSED, APPROVED, AND ADOPTED this loth day of November, 2020. ATTEST: CITY CLERK DATE: O (/ STATE OF CALIFORNIA ) ' COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Ordinance No. 20-9 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 271h day of October 2020. That thereafter, said Ordinance was duly passed and adopted at a regular meeting of the City Council on the 10`h day of November 2020, by the following vote, to wit: AYES: COUNCILMEMBERS: McLean, Miranda, Kellar, Weste, Smyth NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None AND I FURTHER CERTIFY that the foregoing is the original of Ordinance No. 20-9 and was published in The Signal newspaper in accordance with State Law (G.C. 40806). c4xz� CITY CLERK Page 10 of 10 EXHIBIT A ' MASTER CASE 19-089 GENERAL PLAN AMENDMENT 19-001, ZONE CHANGE 19-002, ARCHITECTURAL DESIGN REVIEW PERMIT 19-009, CONDITIONAL USE PERMIT 19-003, DEVELOPMENT REVIEW 19-008, AND MINOR USE PERMIT 19-012 FINAL CONDITIONS OF APPROVAL GENERAL CONDITIONS GCI. The approval of this project shall expire if the approved use is not commenced within two (2) years from the date of this approval, unless it is extended in accordance with the terms and provisions of the City of Santa Clarita's (City) Unified Development Code (UDC). GC2. To the extent the use approved with this project is a different use than previously approved for the property, the prior approval shall be terminated along with any associated vested rights to such use, unless such prior approved use is still in operation, or is still within the initial pre -commencement approval period. Once commenced, any discontinuation of the use approved with this project for a continuous period of one hundred eighty (180) calendar days or more shall terminate the approval of this use along with any associated vested rights to such use. The use shall not be re-established or resumed after the one hundred eighty (180) day period. Discontinuation shall include cessation of a use regardless of intent to resume. GC3. The applicant may file for an extension of the conditionally approved project prior to the date of expiration. If such an extension is requested, it must be filed no later than sixty (60) days prior to expiration. GC4. The applicant shall be responsible for notifying the Director of Community Development in writing of any change in ownership, designation of a new engineer, or change in the status of the developer within thirty (30) days of said change. GCS. Unless otherwise apparent from the context, the term "applicant" shall include the applicant and any other persons, corporation, or other entity making use of this grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul the approval of this project by the City, including any related environmental approvals. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant. If the City fails to notify the applicant or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained in this condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following ' occur: 1) the City bears its own attorneys' fees and costs; and 2) the City defends the action in good faith. The applicant shall not be required to pay or perform any settlement unless the settlement is approved by the applicant. Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 2 of 15 GC6. The property shall be developed and maintained in substantial conformance with the ' approvals granted by the City. Any modifications shall be subject to further review by the City. GC7. The applicant and property owner shall comply with all inspections requirements as deemed necessary by the City of Santa Clarita. GCB. The owner, at the time of issuance of permits or other grants of approval, agrees to develop the property in accordance with City codes and other appropriate ordinances including, but not limited to, the California Building Code (Building, Mechanical, Plumbing, Electrical, Green Building, and Energy Codes), Fire Code, Unified Development Code (Grading Code and Undergrounding of the Utilities Ordinance), Utilities Code (Sanitary Sewer and Industrial Waste Ordinance), and Highway Permit Ordinance. GC9. This grant shall not be effective for any purpose until the applicant has filed their affidavit (Acceptance Form) with the Director of Community Development stating that they are aware of, and agree to accept, all of the conditions of this grant. GC10. Details shown on the site plan are not necessarily approved. Any details which are inconsistent with the requirements of state or local ordinances, general Conditions of Approval, or City policies, and not modified by this permit, must be specifically ' approved. GC11. It is hereby declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the City may commence proceedings to revoke this approval. PLANNING COMMISSION PC1. The applicant shall be required to keep the clocks/clockfaces in the clocktower in good repair. Should a clock stop working, or should a clockface become damaged, the Applicant shall repair the damaged clock or clockface within 7 days. PC2. Prior to occupancy, the applicant shall provide two operational electric vehicle charging stations, including a station that is accessible to the disabled. PC3. As part of the final Landscape Plan, the applicant shall install additional trees on the eastern side of the property between the building and Golden Valley Road. PLANNING DIVISION PLl . The applicant's request for a General Plan Amendment and Zone Change is approved, and Assessor Parcel Numbers (APNs) 2849-024-045 and 2849-024-046 (Subject ' Property) are hereby designated Business Park (BP) under the City's General Plan Land Use Map and Zoning Map. The new land use designation will remain in effect until such time the General Plan Land Use Map and Zoning Map are amended by the City Council. Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 3 of 15 ' PL2. The applicant is approved for the construction and operation of a self -storage facility on a 2.3 acre site located at the southwest corner of Golden Valley Road and Valley Center Drive. All uses, construction, and operations shall be in accordance with the approved plans on file with the Planning Division that constitute the Master Case 19-089 project file. PL3. Proposed office hours are approved from 9:30 a.m. to 6:00 p.m., daily, and the facility would be open to customers via key card access from 6:00 a.m. to 10:00 p.m., daily. Changes to the proposed hours of operation may be requested in writing, subject to the approval of the Director of Community Development. PL4. Any change to the site plan, building elevations, landscaping, or walkways (color, material, architectural treatments) shall be approved by the Planning Division and may require additional review by the Planning Commission. PL5. The project includes 21 parking spaces. Should future building or site improvements require the removal of any of the approved parking spaces, the applicant shall submit a revised parking study for the review and approval of the Director of Community Development. PL6. Prior to building permit issuance, the applicant shall coordinate with the City of Santa ' Clarita Technology Services Division regarding installation of infrastructure for fiber optic cable services. The applicant shall contact the Technology Services Manager at 661.286.4086 regarding the City's fiber optic initiative. All applicable development or construction plans shall demonstrate compliance with the "Connected City Infrastructure Program," and all new conduit shall be installed per City specifications to the satisfaction of the City Engineer. Any conduit installed on private property shall be dedicated to the private property owner with an easement to the City, and any conduit installed within the public right-of-way shall be dedicated to the City. PL7. All current and future proposed ground -mounted mechanical equipment shall be screened from surrounding properties. PL8. All roof -mounted equipment shall be architecturally screened from public view with similar colors and materials to the proposed building. All future plans shall include line - of -sight diagrams or other exhibits demonstrating sufficient screening. Prior to occupancy, all screening features shall be subject to the review and approval by the Director of Community Development. Specifically, roof -mounted equipment shall not be visible from Golden Valley Road or Valley Center Drive. PL9. The trash and recycling bins shall be located within the trash enclosure/area as shown on the approved site plan. Any trash, refuse, or debris that accumulates within the parking ' area, or on the Subject Property, shall be removed within 24 hours. PL10. All freestanding and retaining walls shall be designed to be compatible with the architecture of the building. It shall be the applicant's responsibility to maintain the walls, including all future landscaping in front of the walls, graffiti removal, etc. Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 4 of 15 PL11. Prior to installation, the Director of Community Development shall approve all lighting, I outdoor furniture, wall materials, and colors. PL12. The applicant shall be required to install a minimum of one two -bicycle rack parking to the satisfaction of the Director of Community Development. PL 13. Prior to occupancy, the employee break areas shall be designed and installed to the satisfaction of the Director of Community Development. PL14. All standard parking stalls shall be a minimum of 9 feet by 18 feet. PL15. Lighting shall complement the building's architectural style and be designed with "full cut-off' luminaires to focus light downward and to prevent glare and spillover onto adjacent properties. PL16. Construction shall be limited to the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturdays, unless traffic volumes or public safety issues warrant otherwise (as determined by City, County, or State officials). No construction shall occur on Sundays or holidays. The applicant shall comply with all applicable noise standards including, but not limited to Section 11.44 (Noise Limits) of the City's Municipal Code, for the construction of the proposed building. PL17. The proposed project shall comply with all City codes including, but not limited to, , Municipal Code Section 11.44 Noise Limits, and the requirements of the Building & Safety Division, Engineering Division, and other applicable City Divisions or agencies. PL18. Approval for Master Case 19-089 shall neither supersede nor supplant the required approval from other applicable City divisions or government agencies, and shall comply with all applicable laws, ordinances, and regulations, including but not limited to the Americans with Disabilities Act (ADA). PL 19. No signage is approved as part of this application. All proposed signage shall be reviewed under separate permit by the Planning Division and shall be in conformance with UDC Section 17.51.080, or an approved sign program. PL20. No landscaping is approved as part of this application. All proposed landscaping shall be reviewed under a separate permit by the Planning Division. LANDSCAPE LR1. Prior to issuance of a Grading Permit, the applicant shall provide final landscape, lighting, and irrigation plans (Landscape Document Package) for Planning Division review and approval. The plan must be prepared by a California -registered landscape architect and shall be designed with the plant palette suitable for Santa Clarita (Sunset , Western Garden Book Zone 18, minimum winter night temperatures typically 20' to 30' F; maximum summer high temperatures typically 105' F to 110' F). The landscape design plan shall meet the design criteria of the State Water Efficiency Landscape Ordinance, as well as all other current Municipal Code/UDC requirements. Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page I of 15 ' LR2. The applicant shall be aware that additional fees will be required to be paid by the applicant for the review of required landscape and irrigation plans by the City's landscape consultant based on an hourly rate. An invoice will be provided to the applicant at the completion of the review of the plans. The applicant will be required to pay all associated fees to the City of Santa Clarita prior to the release of the approved landscape and irrigation plans for the project. LR3. Prior to occupancy, the applicant shall install all proposed irrigation and landscaping, including irrigation controllers, staking, mulching, etc., to the satisfaction of the Director of Community Development. The Director may impose inspection fees for more than one landscape installation inspection. LR4. Prior to occupancy, the applicant shall submit to the Director of Community Development a letter from the project landscape architect certifying that all landscape materials and irrigation have been installed and function according to the approved landscape plans. LR5. Required Landscape Plan Elements. Final landscape plans shall contain all elements listed in the checklist for preliminary landscape plans, and shall conform to the Landscaping and Irrigation Standards (§ 17.51.030) in the UDC. ' ENGINEERING SERVICES DIVISION EN 1. At issuance of permits or other grants of approval, the applicant agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. EN2. Prior to building final, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site shall be installed underground. Access Requirements EN3. Prior to issuance of Building Permits, the applicant shall record a covenant for easement of all shared driveways and drive aisles, and common landscaping areas, as directed by the City Engineer. Grading and Geology Requirements EN4. Prior to issuance of a Grading Permit, the applicant shall submit a Grading Plan consistent with the approved Plan, Oak Tree Report, and Conditions of Approval. The Grading Plan shall be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations, including mitigations, for seismic hazards associated with liquefaction. Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 6 of 15 ENS. Prior to issuance of building permits, the applicant shall construct all grading and drainage facilities within the project site, obtain rough grade certifications, and a compaction report approved by the City Engineer. EN6. If dirt import or export of 1,000 cubic yards or more is anticipated on the project, the following will be applicable: A. Prior to issuance of a Grading Permit for this project, the applicant shall submit a copy of the Grading Permit for the export/receiving site and an exhibit of the proposed haul route. The applicant is responsible to obtain approval from all applicable agencies for the dirt hauling operation. B. The applicant shall comply with the following requirements for the dirt hauling operation: 1. Obtain an encroachment permit for the work. 2. The hours of operation shall be between 8:30 a.m. to 3:30 p.m. 3. Provide non-stop street sweeping service on all City streets along the haul route during all hours of work to the satisfaction of the City Engineer. 4. Provide traffic control and flagging personnel along the haul route to the satisfaction of the City Engineer. C. Prior to issuance of a Grading Permit, the applicant shall pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $50,000, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs shall be determined by the City Engineer. In order to receive a refund of the Deposit, the applicant or subsequent property owners shall complete the pavement repairs to the satisfaction of the City Engineer within one year from the completion of the dirt hauling operation. If the pavement repairs are not completed within one year, the City may use the Deposit to complete the repairs. Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City shall seek additional funds from the applicant. D. Prior to building final, the applicant shall repair any pavement damaged by the dirt hauling operation to the satisfaction of the City Engineer. The limits of the road repairs shall be consistent with the approved haul route. Drainage Requirements ENT Specific drainage requirements for the site will be established at building permit application. Prior to Building Permit, the applicant shall submit a precise Grading Plan. Water Quality Requirements EN8. This project will disturb one acre or more of land. Therefore, the applicant must obtain coverage under a statewide General Construction Activities Stormwater Permit (General Permit). In accordance with the General Permit, the applicant shall file with the State a Notice of Intent (NOI) for the proposed project. Prior to issuance of Grading Permit by E Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 7 of 11 ' the City, the applicant shall have approved by the City Engineer a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall include a copy of the NOI and shall reference the corresponding Waste Discharge Identification (WDID) number issued by the State upon receipt of the NOI. EN9. This project is a development planning priority project under the City's NPDES Municipal Stormwater Permit as a development with equal to one acre or greater of disturbed area that adds more than 10,000 square feet of impervious surface area. Prior to issuance of a Grading Permit, the applicant shall have approved by the City Engineer, an Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate post construction Best Management Practices (BMPs), maximizes pervious surfaces, and includes infiltration into the design of the project. Refer to the Low Impact Development ordinance and the County of Los Angeles Low Impact Development manual for details. Street Improvement Requirements EN10. Prior to any construction (including, but not limited to, drive approaches, sidewalks, sewer laterals, curb and gutter, etc.), trenching or grading within public street right-of- way, the applicant shall submit a revised street improvement plan consistent with the approved Plan, oak tree report, and Conditions of Approval, and obtain encroachment permits from the Engineering Services Division. EN11. Prior to street plan revision approval, the applicant shall submit a street tree location plan to the City's Urban Forestry Division for review and approval. The location of the street trees shall not conflict with sewer or storm drain infrastructure. The plan shall include proposed sewer lateral locations and storm drain infrastructure for reference. EN12. Prior to the issuance of a Building Permit, the applicant shall dedicate sidewalk easements sufficient to encompass ADA requirements for sidewalks installed with drive approaches per the current City standard APWA 110-2, Type C, or equivalent. EN13. Prior to building final, the applicant shall construct the following street improvements along the frontage of the project site, as directed by the City Engineer: Table 3: Street IrnDrovements Street Name Inverted Shoulder Curb & Gutter Base & Paving Street Lights Street Trees Sidewalk S minimum Landscaped Median Valley Center Drive X EN14. Prior to building final, the applicant shall repair any broken or damaged curb, gutter and sidewalk, and refurbish the half section of pavement on streets within or abutting the project, to the satisfaction of the City Engineer. ' Sewer Improvement Requirements EN15. The on -site sewer shall be a privately maintained system. Prior to Grading Plan approval the applicant shall submit an "on -site sewer plan." The "on -site sewer plan" shall be Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 8 of 15 designed per the California Plumbing Code and approved by the City's Building and ' Safety division prior to Grading Plan approval. If compliance with the California Building Code is impractical, the applicant shall prepare a sewer plan for a publicly maintained sewer. The public sewer plan shall be reviewed and approved by the Los Angeles County Department of Public Works (Sewer Maintenance Division), Los Angeles County Sanitation District, and the City Engineer; and all necessary easements for maintenance of the sewer shall be dedicated to the City of Santa Clarita. EN16. Prior to issuance of Building Permit, the proposed building lateral line shall be connected to the existing sewer main in Valley Center Drive per PC 03-11. Prior to issuance of a Building Permit, the applicant shall coordinate with the Building & Safety Division regarding payment of additional annexation fees, if required, to annex the property into the County Sanitation District. EN17. The applicant shall also obtain a permit from the Los Angeles County Building & Safety Division to install a new saddle by Los Angeles County Sewer Maintenance Division, if the wye does not exist on PC 03-11. TRAFFIC ENGINEERING DIVISION TE 1. Adequate sight visibility is required at all driveway -street intersections and shall follow the latest Caltrans manual for applicable requirements. Adequate sight visibility shall be demonstrated on the final map and Grading Plan. This shall be shown on all applicable ' plans prior to issuance of first Building Permit. TE2. The location, width and depth of all project driveways shall conform to the approved site plan. This shall be shown on all applicable plans prior to issuance of first Building Permit. No additional driveways shall be permitted. TE3. The applicant shall be aware that the site shall be designed to adequately accommodate all vehicles (e.g. automobiles, vans, trucks) that can be expected to access the site. This includes, but is not limited to, adequate maneuvering areas around loading zones and parking spaces, and appropriate turning radii. TE4. Prior to street plan approval, the applicant shall show on the street plan drive approaches using a modified commercial driveway design (APWA 110-2, Type C or equivalent) that will provide a street/drive approach transition with a maximum algebraic grade difference of 10%. Construction details shall be shown on the street plan providing a transition no greater than this maximum. TE5. Per the City's UDC (Section 17.53.020), all driveways shall have a minimum stacking distance of 40 feet from the face of curb. This is to be measured from the final curb line (flow line) to the first parking stall or drive aisle. TE6. Prior to issuance of Building Permits, the applicant shall pay the applicable Bridge and ' Thoroughfare (B&T) District Fee to implement the Circulation Element of the General Plan as a means of mitigating the traffic impact of this project. This project is located in Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 9 of 15 ' the Eastside B&T District. The current rate for this District is $19,980. The B&T rate is subject to change and is based on the rate at the time of payment. Standard B&T Fee Calculation: Commercial: [the gross acres (2.3)] x [the district rate ($19,980) x 5.0] _ $229,770. LOS ANGELES COUNTY FIRE DEPARTMENT FDl . Applicant shall show the access roadway is within 15 feet —but not further than 30 feet from —the entire exterior wall on at least one side of the building. FD2. Indicate a 32-foot turning radius for each change of direction. FD3. Indicate existing public fire hydrants. FD4. Provide a minimum unobstructed width of 28 feet, exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance "clear to sky" Fire Department vehicular access to within 150 feet of all portions of the exterior walls of the first story of the building, as measured by an approved route around the exterior of the building when the height of the building above ' the lowest level of the Fire Department vehicular access road is more than 30 feet high, or the building is more than three stories. The access roadway shall be located a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official (Fire Code 503.1.1 & 503.2.2). Cross -hatch the Fire Department vehicle access on the site plan, and clearly show the required width. FDS. Provide a minimum unobstructed width of 26 feet, exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance "clear to sky" Fire Department vehicular access to within 150 feet of all portions of the exterior walls of the first story of the building, as measured by an approved route around the exterior of the building (Fire Code 503.1.1 & 503.2.2). Cross- hatch the Fire Department vehicle access on the site plan, and clearly show the required width. FD6. Fire Department vehicular access roads shall be provided with a 32 foot centerline turning radius. Fire Code 503.2.4. Indicate the centerline, inside and outside turning radii for each change in direction on the site plan. FD7. Spacing of fire hydrants shall not exceed the distances specified in Fire Code C105.2 & C 106. Show all existing public and private on -site fire hydrants on the site plan. Include ' the location of all public fire hydrants within 300 feet of the lot frontage on both sides of the street. Specify size of fire hydrant(s) and dimension(s) to property lines. Additional fire hydrant requirements may be necessary after this information is provided. FD8. The required public fire flow will be established during the architectural review process. Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 10 of 15 FD9. All fire hydrants shall measure 6" x 4" x 2-1/2", brass or bronze, conforming to ' American Water Works Association Standard C503, or approved equal, and shall be installed in accordance with the County of Los Angeles Fire Department Regulation 8. Provide verbatim note on site plan. FD10. All required PUBLIC fire hydrants shall be installed, tested, and accepted prior to beginning construction (Fire Code 501.4). Provide verbatim note on site plan. FD11. Provide an approved automatic fire sprinkler system as set forth by Building Code 903 and Fire Code 903. Plans shall be submitted to the Sprinkler Plan Check Unit for.review and approval prior to installation. Provide note on site plan. Reason: CALIFORNIA BUILDING CODE AND FIRE CODE Type of fire sprinkler system: 903.3.1.1, 903.3.1.2, 903.3.1.3 FD12. These conditions are preliminary and are subject to change with the submittal of plans. The comments are based on the information provided by the applicant. A complete set of architectural drawings shall be submitted and approved prior to the issuance of a Building Permit. FD 13. The required plan check fee shall be $675.00. BUILDING & SAFETY DIVISION , Plans and Permits BSI. Construction drawings shall be prepared and submitted to the Building & Safety Division for plan review and Building Permit issuance. Supporting documents, such as structural and energy calculations and geotechnical reports, shall be included with the plan submittal. BS2. Construction drawings submitted for plan review shall show full compliance with all applicable local, county, state and federal requirements and codes. The project shall comply with the building codes in effect at time of Building Permit application. The current state building codes are: the 2019 California Building (CBC), Mechanical (CMC), Plumbing (CPC), and Electrical (CEC) Codes, the 2020 County of Los Angeles Fire Code, 2019 California Energy Code, and the 2019 California Green Building Standards Code (CalGreen). BS3. Construction drawings submitted for plan review shall be complete. Submitted plans shall show all architectural work (including accessibility requirements), structural, mechanical, plumbing, and electrical work that will be part of this project. Civil, landscape, interior design and other plans not related to the building code are not reviewed by the Building & Safety Division. Civil plans may be part of the submittal package to Building & ' Safety, however will only be used for reference. BS4. Construction drawings shall be prepared by qualified licensed design professionals (California licensed architects and engineers). Resolution P20-10 Master Case 19-089 Draft Conditions of Approval ' Page I 1 of 15 BS5. The City of Santa Clarita has amended some portions of the California Building Codes. A copy of these amendments is available at the Building & Safety public counter and on our website at: http://www.santa-clarita.com/Home/ShowDocument?id=17773 BS6. Construction drawings may be submitted electronically or by submitting paper plans. In either case an "eService Account" must be created to access our permitting system. Please log on to: www.santa-clarita.com/eservice and create an account by clicking "register for an Account." BS7. Construction drawings submitted to Building & Safety shall include a complete building code analysis and floor area justification for the proposed building per Chapter 5 and 6 of the California Building Code. The covered loading areas (used for parking and with floor area above) shall be considered part of the building area. BS8. The submitted site plan shall show all parcel/lot lines, easements, fire separation distances, restricted use areas, etc. Any construction proposed in an easement shall obtain the easement holder's written permission or the easement shall be removed. Parcel lines that overlap any proposed buildings shall be removed (lot line adjustment) prior to Building Permit issuance. ' BS9. For an estimate of the Building Permit fees and the estimated time for plan review, please contact the Building & Safety Division directly at 661.255.4935. BS 10. Prior to submitting plans to Building & Safety, please contact a Permit Specialist at 661.255.4935, for project addressing. Clean Air, Electric Vehicle and Bicycle Parking BS11. Clean Air Vehicle parking spaces (including future EV Charging Stations) shall be provided and designated as "CLEAN AIR/VANPOOL/EV." Approximately 8% of the total number of parking spaces provided shall be reserved for clean air vehicles. BS12. Electric Vehicle (EV) Charging Spaces (future EV Charging Stations) shall be provided for new buildings and shall be equipped with the necessary infrastructure for the future installation of EV supply equipment. BS 13. Bicycle parking shall be provided based on 5% of the total vehicle parking spaces per the California Green Building Standards Code. Clearances ' BS 14. Prior to issuance of Building Permits, clearances from the following agencies will be required: A. Santa Clarita Planning Division; B. Santa Clarita Engineering Services (soil report review and grading); C. Santa Clarita Environmental Services (Construction & Demolition Plan deposit); Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 12 of 15 D. Los Angeles County Fire Prevention Bureau; ' E. Los Angeles County Environmental Programs (Industrial Waste); F. Los Angeles County Sanitation District; G. Santa Clarita Valley Water Agency; and H. William S. Hart School District and appropriate elementary school district. An agency referral list with contact information is available at the Building & Safety public counter. Please contact the agencies above to determine if there are any plan review requirements and/or fees to be paid. Clearances from additional agencies may be required and will be determined during the plan review process. Accessibility BS15. All applicable disabled access requirements of Chapter I IB of the CBC, including site accessibility details and information, shall be shown on the architectural plans versus any civil plans. BS16. Self-service storage facilities shall be accessible per CBC Chapter I IB-225.3. For the first 200 storage units, 5% shall be accessible. For all units over 200, 2% shall be accessible. The accessible storage units shall be dispersed throughout the various types of ' storage units provided. BS I T At least one of the EV Charging Spaces shall be sized to be van accessible and located on an accessible route to the building entrance(s). The van accessible EV parking space shall be 12-foot wide with a 5-foot side aisle on the passenger side. The side access aisle for the accessible EV space(s) shall not overlap the side aisles required for the regular accessible parking spaces (CBC sections I I B-228.3 and 1113-812). Soil Reports and Grading BSI 8. A complete soils and geology investigation report will be required. The report shall be formally submitted to the Engineering Division for review and approval. The recommendations of the report shall be followed and incorporated into the construction drawings. A copy of the report shall be submitted to Building & Safety at time of plan submittal. BS 19. When the soils/geology report recommends grading and/or recompaction, the following shall be completed prior to issuance of Building Permits: A. A Grading Permit shall be obtained from the Engineering Services Division, and all rough grading and/or re -compaction shall be completed. B. A final compaction report and a Pad Certification shall be submitted to and I approved by the Engineering Services Division. Resolution P20-10 Master Case 19-089 Draft Conditions of Approval Page 13 of 11 ' Hazard Zones BS20. Indicate in the project data of the plans that this project IS NOT LOCATED in a Fire Hazard Zone, and IS NOT LOCATED in a Flood Hazard Zone (Effective April 2020). Additional Information BS21. These general conditions are based on a review of plans submitted by the applicant. Additional comments and more detailed building code requirements will be listed during the plan review process when a building permit application and plans are submitted to Building & Safety. ENVIRONMENTAL SERVICES DIVISION ES 1. The trash enclosure, as proposed in revised plans, is sufficient for the size and use of this project. ES2. Prior to Building Permit, all demolition projects regardless of valuation, all commercial construction projects valuated greater than $200,000 or over 1,000 square feet for new construction, all new residential construction projects, and all residential additions and improvements that increase building area, volume, or size must comply with the City's ' Construction and Demolition Materials (C&D) Recycling Ordinance. ES3. C&D Materials Recycling Ordinance: A. A Construction and Demolition Materials Management Plan (C&DMMP) must be prepared and approved by the Environmental Services Division prior to obtaining any Grading or Building Permits. B. A minimum of 65% of the entire project's inert (dirt, rock, bricks, etc.) waste and 65% of the remaining C&D waste must be recycled or reused rather than disposing in a landfill. C. For renovation or tenant improvement projects and new construction projects, a deposit of 2% of the estimated total project cost or $15,000, whichever is less, is required. For demolition projects, a deposit of 10% of the estimated total project cost or $15,000, whichever is less, is required. The full deposit will be returned to the applicant upon proving that 65% of the inert and remaining C&D waste was recycled or reused. ES4. Per the California Green Building Standards Code, 100% of trees, stumps, rocks, and associated vegetation and soils resulting primarily from land clearing shall be reused or recycled. For a phased project, such material may be stockpiled on site until the storage site is developed. ' ES5. All projects within the City not self -hauling their waste materials must use one of the City's franchised haulers for temporary and roll -off bin collection services. Please visit GreenSantaClarita.com for a list of approved haulers. Aesolution P20-10 Master Case 19-089 Draft Conditions of Approval gage 14 of 15 SPECIAL DISTRICTS ' Landscape Maintenance Districts SDI. These parcels are located within Landscape Maintenance District (LMD) Areawide Zone, which was established to fund the construction and maintenance of landscaped medians on major thoroughfares throughout the City of Santa Clarita. Applicant is required to financially contribute to the Areawide Zone in a manner reflective of this LMD zone's assessment methodology. SD2. Parcel (2849-024-046) is located within LMD Zone 15, which was established to fund the construction and maintenance of landscape in the River Village area. Applicant is required to financially contribute to Zone 15 in a manner reflective of this LMD zone's assessment methodology. SD3. Parcel (2849-024-045) will be required to annex into LMD Zone 15, which was established to fund the construction and maintenance of landscape in the River Village area. Applicant is required to financially contribute to Zone 15 in a manner reflective of this LMD zone's assessment methodology. SD4. Prior to Building Permit submittal, the applicant will meet with Special Districts to discuss beautification of the median on Valley Center Drive along the project frontage. ' Staff will direct the applicant/developer to incorporate landscape and hardscape improvements that span from Golden Valley Road to terminus of existing median. SD5. The applicant shall be required to install a separate water meter and/or electrical meter/panel for the irrigation for all plant material located within the public right of way to be maintained by the LMD. Urban Forestry SD6. Applicant shall be required to install additional trees within the public right-of-way where tree vacancies exist. Parkway trees shall be approved by the City of Santa Clarita Urban Forestry Division and must meet/exceed the minimum requirements of the California Department of Forestry and Fire Protections "Guideline Specifications Selecting, Planting, and Early Care of Young Trees." SD7. Applicant shall be required to install and maintain irrigation to all trees planted within the public right-of-way. Irrigation to trees shall be bubbler type irrigation only and shall be installed as per City detail sheet. SD8. All trees shall be planted according to the City tree planting and staking detail sheet and/or the American Public Works Association (APWA) standard plans for Public Works construction (Section 5,520-3). ' S139. Parkway trees shall be a minimum 24-inch box. Resolution P20-10 Master Case 19-089 Draft Conditions of Approval ' Page 15 of 15 SDI0. All trees shall be placed a minimum of 5 feet from any underground utilities and walkways, 10 feet from hydrants and driveways, 20 feet from utility poles (including but not limited to light poles, telephone poles, and traffic signals). Spacing of parkway trees shall be compliant with the latest edition of the APWA (American Public Works Association) Standard Plans for Public Works Construction. SDI 1. All tree species are to be determined by Urban Forestry staff. SD12. All tree plantings shall require a pre -site and nursery stock inspection, and a post completion inspection. Trees selected for the public right-of-way shall not have been topped or headed from the nursery. Trees that are diseased, infested, or have girdled root systems will not be accepted and shall be returned to the nursery at no cost to the City. All trees planted within the public right-of-way shall be inspected and approved by a member of the Urban Forestry Division prior to planting. SD 13. All trees planted within a landscaped parkway that consist of lawn shall have a minimum 36-inch round tree well installed at the base of each tree with 3-inches of natural bark or woodchips. Lineal root barriers shall be installed along the edge of both sidewalk and curb at a minimum distance of 10 lineal feet. Root barriers shall be a minimum height of 18-inches. Each tree planted shall have an 8-9 inch arbor guard placed at the base of each ' tree. SD 14. All trees planted within a concrete type tree well shall have root barriers installed at the edge of the concrete to eliminate the possibility of "girdling" the roots of the tree. Each root barrier in this installation shall be 24 inches in height and installed level with the top of the tree's root ball. All concrete tree wells shall be a minimum of 3 feet deep by 4 feet wide. Larger tree wells shall be installed where public rights -of -way allow without compromising ADA accessibility. Such tree wells shall be 4 feet deep by 5 feet wide. SD15. Prior to issuance of Grading Permits the applicant shall have submitted a final landscape plan which identifies shall include a detailed planting legend identifying all proposed street trees, size, species, and number of trees being planted. SD16. Upon completion of the project and prior to issuance of final occupancy/sign-off, the applicant shall provide the Urban Forestry Division with a GPS coordinates and a spread sheet which identifies all parkway trees planted within the public right-of-way. A detailed legend showing the species and number of trees planted and address shall be included on the GPS spread sheet. TRANSIT DIVISION TD 1. There is daily fixed -route bus service between the hours of 4:00 a.m. and 11:00 p.m. on Valley Center Drive and Golden Valley Road. ' TD2. At this time, the Transit Impact Fee does not apply to commercial/industrial developments. This fee is currently under revision. Applicant shall pay the fee in place at the time of Building Permit issuance.